BOULDER – Replacing a roof can be quite an investment. Most lenders and insurance companies require that the roof has been included in a home inspection. These companies want to protect their investments, but you as the homeowner (or buyer) should want to be feel secure as well. You don’t want to be stuck with a bill that you weren’t expecting, and you also don’t want to sell a home to a family and put them in the same spot.
A roof inspection report is based on visible evidence, which can often be gathered in part without walking on the roof. The report should include how much of the roof was inspected and where it was inspected from. Items that your inspector should list in the report include, but are not limited to; cracked caulk or rust spots on flashing, shingles that are buckling, curling, or blistering; masses of moss and lichen (which could signal the roof is decaying underneath), missing or broken shingles or tiles, cracked and worn rubber boots around vent pipes, missing or damaged chimney cap, granules that are missing from asphalt shingles.
An inspection of the underside of the roof from the attic can reveal possible leaks or weak spots. Rafters or trussed should be checked for damage. Other indicators of possible or potential roof problems are: dark areas on ceilings, damp spots alongside fireplaces, water stains on pipes venting the furnace or water heater, peeling paint on the underside of roof overhangs.
In most states, a properly installed, ventilated and maintained roof can last 20 years or more. A properly maintained gutter and downspout system is also an important part of a roof. Have your roof inspected by a home inspector or roofing professional after any major weather event such as large hail storm, wind storm or excessive amount of snow.